+54 more
$870K
Fontainebleau III Ocean Club Unit 803
4391 Collins Ave, Unit 803 • Miami Beach, FL 33140
About This Unit
Beautiful Jr Suite with ocean & pool views at The Fontainebleau III. Enjoy full service, vacation-style living in a furnished turnkey unit with king bed, sleeper sofa & more. Option to enroll in hotel rental program & receive income while away! The Fontainebleau resort offers luxury amenities on 22 oceanfront acres including award-winning restaurants, LIV night club, Lapis spa & state-of-the-art fitness center. Maintenance fees includes: AC, electricity, valet + daily free breakfast in the owner’s lounge. Please click the virtual tour link to see a video of the property.
Pricing at Fontainebleau III Ocean Club — $1,599/sqft
At $1,599/sqft, Fontainebleau III Ocean Club Unit 803 is priced below the building's typical — worth a closer look.
Rank: This unit's $/sqft is higher than 32% of currently-active units at Fontainebleau III Ocean Club (sample of 19).
Insider Negotiation Strategy: units at Fontainebleau III Ocean Club typically close at 98.0% of asking. At that ratio, this unit could plausibly trade around $852,600.
Based on live MIAMIRE active & closed listings at Fontainebleau III Ocean Club.
Time on Market — 243 days
Fontainebleau III Ocean Club Unit 803 has been on the market longer than 86% of comparable active s — strong signal the seller will negotiate.
Inventory position: 86th percentile for s currently active at this building.
Price History
Originally listed at $1,025,000. Reduced to $870,000 on Apr 27, 2026 (after 244 days on market) — -15.1% (−$155,000).
Estimated Monthly Cost
Mortgage (P&I)
$4,724
HOA
$954
Property Tax
$1,139
Total / mo
$6,818
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 1.57%.
HOA $1.75/sqft · All-in $12.53/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at Fontainebleau III Ocean Club.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 0BR Comps at Fontainebleau III Ocean Club
UnitListSqft$/sqftDOM
#—
—
538
$1599
30
#—
—
544
$1983
150
#—
—
802
$1475
150
#—
—
620
$1321
61
#—
—
544
$2197
244
Recent Closed 0BR Sales
ClosedUnitSold$/sqftvs List
2025-12-11
#—
$940,500
$1141
—
2025-12-22
#—
$826,000
$1535
—
2026-04-30
#—
$885,000
$1645
—
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
Insider Notes from Ricky
- Fontainebleau III Ocean Club is a 19-story oceanfront condominium at 4391 Collins Avenue in Mid-Beach, completed 2008 as part of the Fontainebleau Resort redevelopment. The campus consists of Fontainebleau II Tresor, III Ocean Club, IV Sorrento, plus the 1954 original Morris Lapidus hotel tower.
- Developer/operator: Fontainebleau Development (Jeffrey Soffer). Architecture: Nichols Brosch Wurst Wolfe. III Ocean Club is the residences-only tower in the campus.
- Building type: residential-only condominium with full Fontainebleau Resort access. Not a condo-hotel — Ocean Club units do NOT enter a managed rental program (Tresor is the condo-hotel building if buyers want that).
- Lobby: separate Ocean Club lobby; covered connecting walkway to the resort hotel and amenities.
- Amenity stack: full Fontainebleau Resort access — one of the largest pool decks in Miami Beach, multiple pools and cabanas, butler beach service, 40,000 sqft Spa Lapis, fitness, kids club, nightlife.
- Restaurants on campus: Hakkasan (Cantonese), StripSteak by Michael Mina, Pizza Bar, Scarpetta (by Scott Conant), plus the resort cafes. LIV nightclub is on-site (loudest nightlife address on the beach — a factor for low-floor unit selection).
- Lines/views: 01 and 02 lines face direct ocean. 03 and 04 lines face inward over the resort pool deck. Lower floors are closer to beach access; higher floors get cleaner ocean line.
- At 17 years old (2008), Florida's 25-year structural recertification trigger comes up in 2033 — review reserves and inspection history before offering. Each tower in the campus has its own HOA.
- Rental rules at Ocean Club: minimum 30-day lease per association. NO condo-hotel rental program here. If a buyer wants short-term/managed rental, point them to Tresor instead.
- Compared to The Setai (further south at 20th Street): Setai is denser, more design-forward boutique-hotel-residence. Fontainebleau III is resort-scale lifestyle. Compared to Tresor (II) on the same campus: Tresor is condo-hotel; Ocean Club is residential. Text Ricky at (305) 33-RICKY — that's (305) 337-4259.
What to Verify
Flood Zone: This unit is in flood zone AE. High-risk flood zone (Special Flood Hazard Area). Federal flood insurance required for federally-backed mortgages.
Building Age: Built in 2008 (18 years old).
Ricky will verify all of the above with the HOA before closing.
💰 Current Owner's Cost Basis
The current owner bought this unit Jan 2021 for $645,000 — held 5 years. They’re now asking $870,000 — +34.9% (+$225,000) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
Sales History
| Date | Price | Type |
|---|---|---|
| Jan 2021 | $645,000 | arm’s-length |
| Aug 2019 | $775,000 | arm’s-length |
| May 2016 | $720,000 | arm’s-length |
| Sep 2008 | $485,000 | arm’s-length |
Source: Miami-Dade Property Appraiser. This unit owns 0.16326856% of the building’s common elements. County living area: 544 sqft.
Building: Fontainebleau III Ocean Club
Unit: 803
Year Built: 2008
Stories: 19
City: Miami Beach
Postal Code: 33140
HOA Fee: $954 / Monthly
View: Ocean View, Pool Area View
Waterfront: Yes
Private Pool: No
Heating: Central
Cooling: Central Air
Days on Market: 243
Listed: August 27, 2025
MLS #: A11866341
Location
Listing courtesy of: Coldwell Banker Realty
· Darrell.Burks@Floridamoves.com
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11866341
• Updated Apr 27, 2026
